states in its text that they estimate the value of that transfer at $5 million to $6 million. in early 2009, those 171,308 square feet of t.d.r. were transferred to the city along with the western addition muni substation. at today's value, which is depressed, at say $20 a foot, that would be $3 million to $4 million of public benefits coming directly from beacon and the rincon center. it continues to be owned by beacon, the residential piece was sold years ago, a few years ago. the o.p.a., owner participation agreement, continues to contractly required that all of the preservation, maintenance be continued to be performed by beacon or any subsequent owner. the center is in pristine condition. because the center is in the unique position of being in a redevelopment project area, the creation of the existing t.d.r. required the same findings that are proposed in this ordinance.